Agenda item

7.1  11C567A – 24 Awelfryn, Amlwch

7.2  30C302M – Plas Glanrafon Hotel, Benllech

7.3  31C170D – Hen Lôn Dyfnia, Llanfairpwll

7.1  11C567A – Full application for the erection of two semi-detached dwellings together with the construction of a vehicular access on land adjacent to 24 Awelfryn, Amlwch

The application is reported to the Planning and Orders Committee at the request of a Local Member.  At the meeting held on 1 June, 2016, the Committee resolved to undertake a site visit to the site.  The site was visited on the 15 June, 2016.

The Planning Development Manager reported that the applicant has lodged an appeal against the failure to determine this application and therefore the Local Planning Authority is now precluded from issuing a decision.  Members are now confined as to whether they wish to challenge the appeal and if so on what grounds.

Councillor W.T. Hughes, one of the Local Members stated that he did have concerns with parking issues on the Awelfryn Estate.  He accepted that planning permission for one dwelling exists on the site but he considered that two dwellings would equate to overdevelopment.  He referred to a public footpath near the site.  The Planning Development Manager responded that the proposed structure of the two semi-detached dwellings will have the same carbon footprint as the one dwelling which has been previously approved.  He noted that it was evident that parking spaces on the Awelfryn Estate is not been used and parking facilities will be allocated on the site of this application which conforms to Highway regulations.   He further reported that discussions have taken place with the Public Rights of Way Officer with regard to the public footpath near the site.  The Officer has requested that a condition be attached to the approval of the application that the public footpath is not closed for public use.

Councillor W.T. Hughes was of the opinion that overdevelopment will occur on the site and was also concerned regarding parking issues and especially regarding possible obstruction by parked cars when the emergency services have to attend an emergency on the Awelfryn Estate.  He proposed that these issues need to be raised at the appeal hearing.  There was no seconder to the proposal.  Councillor Hughes proposed that a recorded vote in respect of this application be minuted.  Councillor Nicola Roberts seconded the proposal for a recorded vote.

The voting was as follows :-

Not to contest the appeal on the basis of the Officer’s recommendation of approval :-

Councillors Lewis Davies, T. Victor Hughes, Vaughan Hughes, Richard O. Jones, Nicola Roberts  - Total 5

It was RESOLVED not to contest the appeal with regard to the Officer’s recommendation of approval.

7.2  30C302M – Full application for demolition of the existing building together with the erection of a block of flats (35 flats) in its place at Plas Glanrafon Hotel, Benllech

Councillor Ieuan Williams declared a personal interest with regard to this application.  He stated that following legal advice he was able to speak as a Local Member in respect of this application but withdrew after deliberations and voting thereafter.

The application is reported to the Planning and Orders Committee as it is a major application.  The Committee was also requested to deal with the application at the request of a Local Member.    At the meeting held on 1 June, 2016, the Committee resolved to undertake a site visit prior to determining the application.  The site was visited on the 15 June, 2016.

Mr. Euryn Morris, a Public Speaker addressed the Committee in opposition to the application and stated that he considered that the development at Plas Glanrafon Hotel is out of place and emphasised that Benllech is a village and not a town or city.  The village of Benllech is mainly a village of bungalows and not a village with four storey buildings.  He disagreed with the statement within the Officer’s report that there is a need for such a development in Benllech; there are a number of dwellings for sale in the village which are not selling.  These proposed flats are not Extra Care facilities for the elderly, they are flats on the open market; he was given to understand that people from outside the area have expressed interest in purchasing these flats.  If this development is approved it will have increased pressure on social care and social services on the Island.  Mr. Morris stated that traffic issues are the main concerns in respect of this development.  Tourism to the village of Benllech has been encouraged and having increased traffic from these 35 flats will cause increased traffic problems in the village. Six junctions will be fifty yards from the access to this development together with two bus stops.  The largest carpark in Benllech has been taken for the development of the new doctor’s surgery which has increased the pressure on parking spaces in the village.  This development at Plas Glanrafon Hotel does not afford parking spaces for all the 35 flats.   He further stated that Plas Glanrafon Hotel has experienced flooding over the years and this development is at a lower level; he was unsure how the developer would resolve the flooding issues.

Mr. Chris Butt, a Public Speaker addressed the Committee as a supporter of the application.  He stated that the developer considers that this site is an excellent location for such a development for older person's accommodation.  The site is near local shops and amenity services for the residents to use. The developer has identified a local need for such a development on Anglesey.  The development has been identified as a Category 2 accommodation which will be marked as retirement living facility.  The facility will have a managed form of accommodation with a range of facilities available with a 24 hours careline.  The developer considers that the facility will release family homes in the area when older people decide to move into such a facility.  During a consultation process by the developer there was considerable support within the local area for such a development.

Councillor Ieuan Williams, a Local Member said that the developer has conducted two public consultations within the village of Benllech together with a consultation process with the Community Council.  He stated that neighbouring properties have expressed their objection to the proposed development as noted within the Officer’s report to the Committee.  He further stated that some constituents have expressed orally their support for the development as they are concerned with the disrepair of the Plas Glanrafon Hotel building at present.  The main support for the development seems to be that Benllech is a tourist area and local business do benefit from visitors to the area.  Councillor Ieuan Williams left the meeting thereafter.

Councillor Vaughan Hughes, as a Local Member said that as he is a Member of the Planning and Orders Committee he has been referring supporters and objectors to the application to the other two Local Members following legal advice by the Legal Department.   He stated that large hotels similar to the Plas Glanrafon Hotel have outgrown their use and attractiveness for tourist.  Councillor Hughes said that the issues relating the traffic and flooding issues raised by the objectors needs to be addressed by Officers.

The Planning Development Manager said that the proposed development is for 35 flats and not 36 as noted in the report.  He stated that 4 additional letters of support has been received since the publishing of the Agenda for the Committee.  The total of 52 letters has been received in support of the application and 5 letters of objection.  Due to the number of units proposed there is a requirement that an element of affordable housing or a financial contribution to the Housing fund is made.  It has been accepted that a financial contribution of £150,000 should be secured through a legal agreement.  Amenity issues have been address and this part of Benllech exhibits a wide range of styles and designs and that there is sufficient distance between the development and neighbouring dwellings to make sure that it does not affect privacy and overlooking issues.  The Officer said that it has been accepted that part of the site is within flood zone; a Flood Consequence Assessment has been submitted as part of the application and has been assessed by Natural Resources Wales and they are in agreement that the developing of this site would not cause flooding in the area.  The Highways Authority has raised no objection to the development. 

Members of the Committee questioned if there was adequate parking on the site for such a large development.  The Highways Officer responded that due to the size of the previous Plas Glanrafon Hotel it was considered that adequate parking facilities are available on the site and that the access as sufficient.

Councillor Nicola Roberts said that no reference is made within the report to consultation with the Social Services with regard to this proposed application.  The Planning Development Officer responded that informal discussions have taken place with the appropriate department within the Council.

Councillor T.V. Hughes proposed that the application be approved and Councillor Nicola Roberts seconded the proposal.

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions listed within the written report.

7.3  31C170D – Full application for the erection of 17 dwellings (12 with 2 bedrooms, 4 with 3 bedrooms and 1 bungalow with 3 bedrooms) together with the construction of a new vehicular and pedestrian access on land adjacent to Hen Lon Dyfnia, Llanfairpwll

The application is reported to the Planning and Orders Committee as the application site is located outside, albeit adjoining the Local Plan development boundary for Llanfairpwll and the application has been advertised as a departure from the Local Plan.  Two of the Local Members have also requested that the application be determined by the Committee.  At its meeting held on 11 May, 2016 the Committee resolved to visit the site ahead of determining the application and the site visit took place on 18 May, 2016. 

The Planning Development Manager said that the applicant has appealed against non-determination of the application by the Authority and a public inquiry procedure has now commenced.  The Committee at its meeting held on 1 June, 2016 resolved to refuse the application contrary to the recommendation of the Officer’s.  The reasons given for refusal were overdevelopment, drainage and risk of flooding.

The Committee was asked to confirm if they wished to defend all three reasons at appeal.

Councillor Lewis Davies proposed that the three reasons for refusal of the application be defended at appeal and Councillor T.V. Hughes seconded the proposal.

It was RESOLVED to contest the appeal for refusal of the application contrary to the Officer’s recommendation.